Student Bedsit Agreement (Rent Including Bills)

This Student Bedsit Agreement (Rent Including Bills) is designed for use for private landlords in England who wish to let a furnished bedsit to a student. 

Renters' Rights Act 2025: Changes for Student Tenancies 

From 01 May 2026, all new residential tenancies in England must be granted as assured periodic tenancies. Landlords and Lettings Agents will no longer be able to grant Assured Shorthold Tenancies (ASTs) after this date. 

If you would like to download an AST please contact us. 

This template reflects those changes and ensures compliance with current housing legislation. 

What This Agreement Covers

This agreement is suitable where a landlord is granting a tenancy for a furnished bedsit, typically occupied by a single student. A bedsit is generally a self-contained unit comprising a combined living and sleeping area. It may include a small kitchen (or kitchenette) or private bathroom facilities. Some of these facilities may be shared with other occupiers. 

The Agreement includes:

• Key Information including the details of the landlord, tenant, property, and rent payable.
• A statement confirming the statutory process of a rent increase should the landlord undertake one during the tenancy.
• Grant of the periodic tenancy, including the required written statement of terms required by The Assured Tenancies (Private Rented Sector) (Written Statement of Terms etc. and Information Sheet) (England) Regulations 2026.
• Deposit provisions, including confirmation of protection requirements.
• Right to rent compliance clause under the Immigration Act 2014. 
• Student-specific provisions such as the "student test” requiring the student to confirm they are or will be in full time education.  This is a requirement in order for the landlord to apply for possession using ground 4A.
• This Agreement provides for the rent to be inclusive of Council Tax (if any – students usually qualify for an exemption), utilities charges and cleaning of the communal areas. The landlord covenants to pay these costs so the landlord should ensure that the rent is sufficient to cover his expenditure. If telephone and broadband are supplied direct to the bedsit, the student must pay for them. If the landlord provides communal telephone and broadband, the student must contribute a fair proportion of the cost which shall be included in the rent. If the student is to pay for outgoings in addition to the rent, please use the Student Bedsit Agreement (Rent Exclusive of Outgoings). Where the property is separately rated for Council Tax, the tenant will usually be liable for payment. However, student tenants may qualify for an exemption, subject to eligibility so the agreement should be amended as required.  If the property is not separately rated, any contribution towards Council Tax must be included within the rent and you are required to give the certain information for bills that will be covered by the rent which the tenants must pay you separately for. There is an optional clause dealing with this which can be amended as required. 
• Tenant covenants for repair and maintenance including minimising condensation and damp and allowing access for the landlord or their agent to carry out repairs or inspect the property (including in cases of emergency).
• Tenant covenants for use of the property including use as a private dwelling, not to cause a nuisance or annoyance landlord’s in an anti-social manner, to comply with fire safety, not to keep any electric vehicles without the landlord's written consent, not to smoke or vape in the property, not to sub-let or transfer to another person possession of the property without the landlords consent and to ensure any sub tenant has a right to rent in the UK.
• Pet consent and disability provision clauses.
• Clauses relating to the landlords costs payable in the event the tenant breaches the tenancy agreement.
• Optional clause relating to compliance with Houses of Multiple Occupation (HMO) Regulations where applicable. 
• Landlord covenants including statements confirming compliance with the landlords obligations under Section 11 of the Landlord and Tenant Act 1985, Section 9a of the Landlord and Tenant Act 1995, The Gas Safety (Installation and Use) Regulations1988 (as amended), The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 (as amended), The Smoke and Carbon Monoxide Alarm (England) Regulations 2015.
• Tenant termination provisions, including the minimum two months’ notice period and the conditions the property must be left in when the tenant is leaving the property
• Landlord termination clause confirming the statutory process a landlord must undertake when seeking possession of the property, including reference to some of the grounds the landlord can rely upon and a clause confirming the tenants’ rights under the Protection from Eviction Act 1977. 
• Prior Notice Requirements. Certain possession grounds require prior notice (e.g. grounds 2ZB and 2ZD and 4A) this clause provides the required pre notice requirement. Please note While the tenancy agreement states that the tenant is either or will be enrolled as a full-time student, you should request the tenant(s) provide written evidence of them either being enrolled currently or to become enrolled as a full-time student at a higher education establishment. If the tenant(s) do not satisfy the full-time enrolment criteria, also known as the "student test" for the purposes of statutory possession grounds, you cannot recover possession using that particular ground. 
• Notices – addresses for valid service required under the Landlord and Tenant Act 1987

If you require a Guarantor, they should enter into a separate Student Tenancy Agreement Guarantee and Indemnity (Single Tenant) or Student Tenancy Agreement Guarantee and Indemnity (Joint Tenants). 

When This Template Is Not Suitable

This template is not suitable for tenancies granted to single or joint tenants, for these tenancies please refer to Tenancy Agreement Templates for Residential Landlords.  

If the landlord wishes to let a house or flat to a group of students (as opposed to letting individual rooms to individual students), the Student Tenancy Agreement for Shared Furnished House or Student Tenancy Agreement for Shared Furnished Flat should be downloaded. 

 If your property is in Wales, you will need to download the Standard Occupation Contracts, Model Written Statements & Pre-Contract Documents.

If you are a resident landlord taking a lodger you will need to use the Licence for Student to Occupy a Room in the Landlord’s Home. 

Optional phrases / clauses are enclosed in square brackets. These should be read carefully and selected so as to be compatible with one another. Unused options should be removed from the document.

This Student Bedsit Agreement (Rent Including Bills) is in open format. Either enter the requisite details in the highlighted fields or adjust the wording to suit your purposes.

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